When facing the threat of foreclosure, homeowners often have more options than they realize to protect their property and financial future. Depending on your situation, solutions can include negotiating directly with your lender for a loan modification or repayment plan, applying for state or federal mortgage assistance programs, participating in court-supervised mediation, or using legal tools such as bankruptcy to halt the process and catch up on payments. Acting quickly is essential — the earlier you respond to foreclosure notices and seek help, the more choices you’ll have to save your home and minimize long-term damage to your credit and stability.

Pennsylvania

If you’re a homeowner in Pennsylvania facing financial hardship or bankruptcy and hoping to protect your home, there are programs beyond the bankruptcy court that may help you avoid foreclosure. 

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1. HEMAP – Homeowners’ Emergency Mortgage Assistance Program (Act 91)

• What it is: A loan program, not a grant, run by the Pennsylvania Housing Finance Agency (PHFA), designed to help homeowners facing foreclosure due to financial hardship.

• Loan terms:

  • Up to $60,000 or 24–36 months of assistance (whichever comes first).

  • You’ll need to contribute 35–40% of your net monthly income toward housing costs (minimum $25/month).

• Eligibility: You must show a reasonable prospect of resuming full mortgage payments and must have received an Act 91 notice (a required foreclosure warning) to access the program.

• Key point: Since it’s a loan, you must repay the funds, but it can provide critical breathing room while you reorganize your finances outside of bankruptcy court.

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2. PAHAF – Pennsylvania Homeowner Assistance Fund

• What it was: A grant program funded by federal American Rescue Plan (Homeowner Assistance Fund), intended to aid homeowners with COVID‑related hardships in avoiding foreclosure, delinquency, or displacement.

• What it covered:

  • Up to $50,000 total assistance for mortgage, utilities, taxes, insurance, HOA fees, etc. Specific caps included:

    • Utilities: up to $10,000

    • Property taxes: up to $14,000

    • Insurance premiums: up to $3,000

    • HOA/common charges: up to $5,000

• Current status: As of February 1, 2023, PAHAF is no longer accepting new applications.

• If you already have an application in the system, it may still proceed, but new applications are paused.

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Comparison Table

Program	Type	Amount Available	Eligibility / Notes
HEMAP	Loan	Up to $60,000 or 24–36 months	Must show ability to repay; need an Act 91 foreclosure notice
PAHAF	Grant	Up to $50,000 total (specific caps)	COVID‑related hardship; not accepting new applications since Feb 1, 2023

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Next Steps for You

1. Contact your attorney or bankruptcy counselor—whether in Chapter 7 or Chapter 13, they can guide you on how HEMAP might work within your broader strategy (e.g., Chapter 13 may allow you to repay HEMAP under your bankruptcy plan).

2. If facing imminent foreclosure and you haven’t submitted a PAHAF application—that door is closed. But HEMAP remains available for eligible homeowners in distress.

3. Reach out to PHFA or HUD-approved housing counseling agencies

   • These agencies can walk you through HEMAP applications and other retention options (loan modifications, forbearance, repayment plans).

4. If you have already applied for PAHAF in the past, check your application status, especially if there’s active delinquency or foreclosure risk.

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Summary

• Pennsylvania offers the HEMAP loan program as an option to help homeowners avoid losing their homes—this is outside of bankruptcy and still active.

• The PAHAF grant program, although generous, is no longer accepting new applications.

• For tailored advice and application help, working with housing counselors or a legal professional is your best next step.

NEW JERSEY

Here’s a breakdown of New Jersey programs available to homeowners—outside of bankruptcy—that may help you retain your home if you’re facing financial distress or foreclosure:

Key Assistance Programs in New Jersey

1. NJHMFA – Emergency Rescue Mortgage Assistance (ERMA) Program

• A COVID‑related emergency mortgage relief initiative by the New Jersey Housing and Mortgage Finance Agency (NJHMFA).

• It provided up to $75,000 in assistance for eligible homeowners distressed by pandemic-related hardships—to cover mortgage payments, delinquent taxes, and more.

• Still, confirm whether this program is currently open; its original launch was aimed at pandemic-era relief.

2. New Jersey HomeKeeper Program (Hardest Hit Fund Era)

• Renamed NJ’s Hardest Hit Fund initiative, this program offered subordinate loans to homeowners who’d lost income through no fault of their own.

• The loan is repaid only if you sell, transfer, or move out within 10 years—and only if there’s sufficient equity.

3. Foreclosure Mediation Assistance Program (FMAP) & Judiciary’s Mediation Program

• Offers free counseling through HUD-certified housing counselors and mediation through the courts to negotiate alternatives with your lender.

• Expanded in January 2022 to also include “pre-foreclosure” counseling, i.e., for homeowners not yet served with a summons but behind on payments.

4. NJ Community Capital – ReStart Home Preservation Program

• Works by purchasing distressed mortgages in bulk, then providing loan modifications—often with principal reduction—to support homeowners in retaining their property.

• Available through local partnering counseling agencies.

5. Housing Partnership of New Jersey (HPNJ) Programs

• Offers free foreclosure counseling and a variety of mortgage-relief options.

• Programs include:

  • Homeownership Preservation Refinance Program (HPRP): Helps homeowners refinance into more affordable loans.

  • Reverse mortgage counseling and workshops, especially for seniors.

6. Other Support & Protective Measures

• New Jersey Fair Foreclosure Act: Provides strong legal protections—right to cure defaults, mandatory notice periods, ability to make short-sale offers (lenders must respond in 60 days), and opportunities to reinstate mortgages even mid-foreclosure.

• NJ HOPE Alliance: A collaborative network offering information and referrals to programs aimed at helping homeowners avoid foreclosure.

• NJ 2‑1‑1 Partnership:

  Includes programs like BlueHub SUN that allow homeowners to sell their foreclosed home to regain ownership with manageable new mortgages, or Emergency Financial Assistance for at-risk households.

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Summary Table

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Next Steps for You

1. Assess your primary needs—financial aid? loan modification? legal intervention? Knowing this will help you target the right resource.

2. Contact NJHMFA directly to see if ERMA or similar programs are still active.

3. Reach out to HUD-certified housing counselors or the Housing Partnership of NJ for personalized coaching, assistance with ReStart or HPRP, and mediation support.

4. Know your rights under the Fair Foreclosure Act, especially around notice and opportunity to cure default.

5. If applicable, use NJ 2-1-1 or HOPE Alliance for referrals to tailored support such as emergency assistance or innovative home retention options.

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TENNESSEE

Here’s a snapshot of Tennessee programs available to homeowners—outside of bankruptcy—that may help you retain your home if facing financial distress or foreclosure:

Tennessee Assistance Programs Overview

1. Tennessee Homeowner Assistance Fund (TNHAF)

• Type: Forgivable grant, not a loan.

• Assistance limit: Up to $40,000 per household to cover mortgage reinstatement, future mortgage payments, property taxes, homeowners insurance, HOA fees, and related housing costs.

• Eligibility:

  • Experienced COVID-related financial hardship after January 21, 2020—e.g., unemployment, increased expenses, loss of income.

  • Occupy the home as your primary residence and be the homeowner.

  • Household income below approximately $119,850.

• Current status: The public application portal closed in August 2023, but existing applications are still being processed.

2. Keep My TN Home (“PRRPLE”) Program

• Type: A principal reduction / loan modification initiative administered by THDA, often in partnership with HUD-approved agencies like Life of Victory Ministries.

• Overview:

  • Intends to lower monthly mortgage payments to an affordable level through principal reduction, recasting, or loan modification.

  • Targets low-income homeowners who have faced hardship—such as underemployment, loss of a spouse, or being on fixed income—through no fault of their own.

• How to access: Contact a HUD-certified housing counselor or program partner to see if you qualify and to help facilitate modifications.

3. HUD-Approved Counseling Agencies

These agencies offer free mortgage delinquency counseling, foreclosure prevention, budgeting help, and support with applying to programs like TNHAF or PRRPLE:

• Good Neighbor Foundation Home‑Ownership Center – Offers pre/post-purchase counseling, financial management, and foreclosure prevention.

• Additional local HUD-certified agencies across Tennessee (e.g., CCCS of the Midwest, Affordable Housing Resources, United Housing, etc.) provide assistance statewide.

4. Legal Information & Support

For legal help and resources related to mortgage default or foreclosure:

• HELP4TN (Tennessee Alliance for Legal Services) offers:

  • Educational materials on foreclosure.

  • Legal referrals.

  • Access to TN Free Legal Answers, a platform where you can ask volunteer attorneys legal questions at no cost.

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Summary Table

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Next Steps

1. Check if you’re already in the TNHAF system—if you applied before August 2023, your application may still be processed.

2. Contact THDA or HUD-certified counseling agencies to explore eligibility for PRRPLE or other relief programs, and get direct assistance.

3. If needed, seek legal help via HELP4TN or the Free Legal Answers platform to understand your rights and options.

4. Prepare documentation (e.g., proof of hardship, income statements, mortgage statement, ID) to support applications or counseling intake.

 

FLORIDA

Here’s a breakdown of Florida programs—outside of bankruptcy—that may help homeowners avoid foreclosure and keep their homes:

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1. Florida Homeowner Assistance Fund (HAF)

• Type: Federal grant program (non-recourse).

• Purpose: To help homeowners facing COVID‑related financial hardship prevent mortgage delinquency, default, foreclosure, or displacement. It also covers utilities, internet, property/flood insurance, property taxes, and association fees.

• Assistance Limit: Up to $50,000 per household total.

• Eligibility Requirements:

  • Must have experienced financial hardship after January 21, 2020 (or ongoing from before that date).

  • Must own and occupy the property as primary residence.

  • Income must be ≤150% of Area Median Income (AMI) or ≤100% of U.S. median income, whichever is greater.

• Application Status: The application period closed on August 26, 2022 at 11:59 p.m., and customer assistance centers closed as of September 27, 2022.

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2. Foreclosure Prevention Counseling & Mediation

• Services Offered:

  • Free counseling, foreclosure prevention guidance, and workshops through programs like “Get Help Florida”, including the national HOPE Hotline (1‑888‑995‑4673).

  • Assistance with connecting to HUD-certified foreclosure mitigation counselors.

• Florida Mortgage Foreclosure Mediation Program:

  • Allows homeowners in foreclosure to meet with lenders and a neutral mediator to negotiate solutions like loan modifications, repayment plans, short sales, or deed-in-lieu

• Florida Housing Finance Corporation’s Programs:

  • Offers resources through the Foreclosure Counseling Program (FCP) and possibly Hardest Hit Fund (HHF) legacy initiatives.

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3. HUD-Approved & Local Counseling Resources

• There are numerous HUD-certified housing counselors and nonprofit agencies across Florida offering free mortgage assistance, foreclosure prevention counseling, and referrals to local programs.

• Legal Aid Partnerships:

  • Organizations like the Mortgage Foreclosure Defense Project may provide free legal help for homeowners facing foreclosure.

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Summary Table

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Key Reminder

• Florida’s HAF has fully closed to new applicants since August 26, 2022—new applications are no longer accepted. Any homeowner without a prior application cannot access it now.

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Recommended Next Steps

1. If you previously applied to HAF, check the status of your application or reach out to the Florida DEO customer assistance center (833-987-8997) for updates.

2. Explore foreclosure counseling and mediation options. Contact HUD-certified counselors or use “Get Help Florida” for guidance and workshops.

3. Seek legal support if you’re already in foreclosure—organizations like the Mortgage Foreclosure Defense Project can help.

4. Watch out for scams—only work with trusted, certified programs. Avoid private “rescue” offers that seem too good to be true.

 

TEXAS

Here’s a helpful overview of Texas programs—outside of bankruptcy—that assist homeowners in avoiding foreclosure and keeping their homes:

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1. Texas Homeowner Assistance Fund (TXHAF / Texas HAF)

• Type: A grant program funded by the federal Homeowner Assistance Fund under the American Rescue Plan Act (ARPA).

• Assistance Available:

  • Up to $40,000 for past-due mortgage payments.

  • Up to $25,000 for property-related expenses like property taxes, homeowners’ insurance, and HOA or condo fees.

  • In some cases, up to $65,000 total including payments for manufactured housing or land contracts, with up to $25,000 for property charges.

• Eligibility Requirements:

  • Home must be your primary residence in Texas.

  • Household income must be at or below 100% of the Area Median Income (AMI) or 100% of the U.S. median income, whichever is greater.

  • Must show a COVID‑related hardship—like loss of income or increased expenses—after January 21, 2020.

• Status & Reach:

  • The program has been actively providing funds, with over $742 million disbursed to 58,536 households across 239 counties; average assistance was about $12,658 per household.

  • Applications remain open as of late 2023, and the program continues accepting and processing assistance requests.

• How It Works:

  • Applications are submitted online via the Texas Department of Housing and Community Affairs (TDHCA) portal.

  • Funds are disbursed directly to lenders, tax authorities, or service providers on behalf of the homeowner.

• Questions or Need Help?

  • Call the TXHAF call center toll-free at 1‑833‑651‑3874, Mon.–Fri., 8 a.m.–6 p.m.

  • Or email txhaf@tdhca.texas.gov for assistance or clarification.

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2. Foreclosure Prevention & Mediation Resources

• HUD-Approved Housing Counseling:

  • Free or low-cost counseling to help homeowners explore options such as loan modifications, payment plans, and alternatives to foreclosure.

  • Access via HUD’s hotline: 800‑569‑4287, or the homeowner HOPE hotline: 888‑995‑4673.

• Legal Aid Options:

  • Lone Star Legal Aid offers a Foreclosure Prevention Project—legal help for property tax problems, HOA disputes, mortgage issues, and more.

  • Texas RioGrande Legal Aid (TRLA) serves low-income Texans across South and West Texas with civil legal assistance, including housing-related help.

  • Texas Legal Services Center (TLSC) provides legal hotlines, elder law, foreclosure defense, and housing legal support—especially for veterans and older adults.

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3. Other Housing Support Organizations

• Texas State Affordable Housing Corporation (TSAHC):

  • A nonprofit offering programs like down payment assistance, mortgage credit certificates, affordable housing development, and critical home repairs grants. While not directly foreclosure-related, these may help stabilize ownership.

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Summary Table

Resource / Program	Type	Key Feature
Texas HAF (TXHAF)	ARPA-funded Grant	Up to $65K total for mortgage, taxes, insurance, HOA fees—applications open
HUD Housing Counseling	Free/Low-cost Counseling	Helps with loan mods, foreclosure prevention, negotiation strategies
Lone Star Legal Aid – Foreclosure Project	Legal Aid	Covers property tax, HOA, mortgage, title-related complications
TRLA & TLSC	Legal Support	Civil legal aid for low-income, elders, veterans facing foreclosure
TSAHC Programs	Housing Stabilization	Down payments, repairs, affordable housing—not foreclosure direct but supportive

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Recommended Next Steps

1. Apply to TXHAF ASAP if you meet eligibility criteria—this is your most direct route to financial relief.

2. Connect with a HUD-certified housing counselor to explore options beyond grants, such as mortgage modification or forbearance.

3. Reach out to legal aid organizations like Lone Star Legal Aid, TRLA, or TLSC for help with legal obstacles or advocacy.

4. Evaluate supportive programs like TSAHC for long-term stability or recovery if foreclosure is imminent.

MARYLAND

Here are programs in Maryland designed to help homeowners avoid foreclosure and sustain homeownership outside of bankruptcy:

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1. Maryland Homeowner Assistance Fund (HAF)

• What it is: A federally funded aid program administered by the Maryland Department of Housing and Community Development (DHCD). It offers assistance through grants, deferred-payment loans, and special WholeHome grants to help homeowners catch up on mortgage payments, fund repairs, or cover other housing-related expenses.

• Funding & Duration: Launched in late 2021 with approximately $248 million allocated under the American Rescue Plan Act. The program is scheduled to operate through September 30, 2026, or until funds are exhausted.

• Application Status: Closed to new applications as of September 18, 2023—the program has run out of funds. Homeowners with existing applications may still check their status.

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2. Maryland HOPE Initiative (Home Owners Preserving Equity)

• What it offers: A comprehensive support network—including free housing counseling, loan modification guidance, workshops, and loss mitigation assistance—helping homeowners assess options and negotiate with lenders.

• How to access: Call the HOPE Hotline at 1‑877‑462‑7555 for immediate guidance or referrals to HUD-certified counseling agencies in your area.

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3. Foreclosure Mediation & Counseling Support

• Foreclosure Mediation Program: Maryland requires that homeowners be offered a foreclosure mediation session, often halting foreclosure proceedings temporarily. During mediation, you can negotiate short-term relief, modifications, or repayment plans with your lender and a neutral mediator

• Housing Counseling: Free or reduced-cost counseling is available for exploring options and assistance navigating the foreclosure process.

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4. Legal Assistance & Support Resources

• Pro Bono Resource Center of Maryland – Home Preservation Project:

  • Provides mortgage foreclosure counseling, help with tax sale prevention, and estate planning support like creating life estate deeds.

  • Note: They do not offer full court representation in foreclosure cases.

• Maryland Legal Aid:

  • Offers free civil legal services for homeowners in foreclosure or facing housing insecurity, helping you understand your rights and available options.

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Quick Overview

Program / Resource	Type	Key Benefits
Maryland HAF	Grants, Loans, WholeHome Grant	Up to ~2026—but now closed to new applicants
HOPE Initiative	Counseling & Loss Mitigation	Free advice, workshops, lender negotiation help
Foreclosure Mediation Program	Mediation	Mandated lender negotiations, short-term relief options
Pro Bono Resource Center (HPP)	Counseling + Estate Planning	Foreclosure & tax prevention, life estate assistance
Maryland Legal Aid	Legal Representation	Free legal support during foreclosure procedures

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Next Steps for You

1. If you applied to HAF before Sept 2023 — reach out to DHCD to check your application status.

2. Contact the HOPE Hotline (1-877-462-7555) as soon as you’re facing trouble with mortgage payments. They’ll connect you to HUD-approved counselors who can act quickly to help.

3. Engage in foreclosure mediation early—it’s mandatory and can effectively pause the process while exploring options.

4. Reach out to legal assistance groups (e.g., Pro Bono Resource Center’s Home Preservation Project or Maryland Legal Aid) to understand your legal rights or obtain estate planning help if needed.

GENERAL RESOURCES

How to Access the HUD Database

HUD’s Housing Counseling Agency Locator

• Website: Visit the “Find a Housing Counselor” tool on HUD.gov or via answers.hud.gov/housingcounseling

• Capabilities:

  • Search by ZIP code, city, or state.

  • Filter by services offered—such as foreclosure prevention, pre-purchase counseling, rental advice, or reverse mortgage help.

  • Choose your preferred form of communication—in-person, phone, or virtual sessions.

  • See agency details including contact info, languages spoken, and fee structure. Foreclosure, eviction, and homelessness counseling must be provided free of charge; other services may have reasonable fees, and agencies must waive fees if the client can’t afford them.

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Other Ways to Find HUD-Certified Counselors

• Call HUD’s Hotline:
  Dial 1‑800‑569‑4287 (or 202‑708‑1455 TTY) to speak with a live representative who can help you locate agencies offering specific services in your area.

• Consumer Financial Protection Bureau (CFPB) Tool:
  The CFPB offers a tool powered by HUD’s database. Enter your ZIP code to find local HUD-approved agencies with relevant counseling specialties (e.g., foreclosure avoidance, credit issues)

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Why This Matters

• All listed agencies are HUD-approved and certified, ensuring they meet quality training and ethical standards.

• Using the official HUD or CFPB tools helps avoid scam-prone “rescue” services, especially during foreclosure crises.

• You’re empowered to find help that matches your needs—be it time-sensitive foreclosure counseling, long-term budgeting support, or help understanding your mortgage rights.

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Summary Table

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